Parcel Context · Public-Records Property BriefAPN 008-0484-020-0000

5203 Q St

Sacramento 95819 · East Sacramento · City of Sacramento · Coordinates: 38.55755, -121.44333

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,160,000 ($1,021,000–$1,299,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,534 sq ft lot. Local precedent is active with 12 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ Documented permitted upgrades (+$228,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 14, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)

Watchouts & Due Diligence

! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 88% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: 53rd & Folsom (0.16 mi NE, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
! Year 1 Prop 13 tax reset (~$13,674/yr at $1,160,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,140/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Parcel & Assessor

Lot size:: 6,534 sq ft (0.15 ac)
Assessor use:: Residential · Two Family · Duplex
Tax rate area:: 03005
Addresses on lot:: 5201 Q ST; 5203 Q ST; 5215 Q ST

Zoning & Land Use

R-1 — Single-Unit Dwelling Zone (R)

2040 General Plan: Neighborhood (FAR up to 2)

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 6,534 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

Mapped Hazard Zones on This Lot

CAL FIRE Fire Hazard Severity Zone: Not in a State-mapped fire hazard severity zone
FEMA National Flood Hazard Layer: Zone X: minimal flood hazard (about 88% of the lot); Zone X: reduced flood risk due to levee (about 12% of the lot) · FIRM panel 06067C0190H, effective August 16, 2012
CGS Alquist-Priolo Earthquake Fault Zone: Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$1,160,000

Range: $1,021,000 – $1,299,000 · Status: Off market

HUD Small Area FMR (ZIP 95819) · FY 2026

Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050

ACS 2020–2024 Median Gross Rent (East Sacramento):$2,074±$120

ACS 2020–2024 Median Gross Rent (ZIP 95819):$2,020±$101

Zillow Home Value Index (ZIP 95819, September 2026):$740,399

ACS 2020–2024 Median Home Value (East Sacramento):$816,000±$32,200

ACS 2020–2024 Median Home Value (ZIP 95819):$759,000±$33,200

Nearby Activity (½ mile radius, since November 2024)

43 active or recent development projects (106 housing units across completed, permitted, and pipeline stages) and 689 total building permits recorded within ½ mile.

New construction7 permits (63 units)
Adds housing (ADU)41 permits (45 units)
Demolition16 permits
Additions & renovations87 permits
Building systems504 permits
Repairs12 permits
Other22 permits

Developments Deserving Closer Investigation & Active Area Builders

53rd & Folsom (In review)0.16 mi NE
In "In review" for 3 yr (since Oct 31, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (60 housing units, $13,597,212 declared valuation across 2 permits).
Accessory dwelling unit at 4850 U St (Issued)0.36 mi SW
Active in "Issued" for 2.8 yr (first record Feb 7, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Accessory dwelling unit at 5317 V St (In review)0.32 mi S
In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
Accessory dwelling unit at 4608 Folsom Blvd (In review)0.42 mi NW
In "In review" for 4 mo (since Jul 6, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "INTEGRITY CONSTRUCTION & SOLUTIONS INC" in snapshot Nov 1, 2026.

Entity-resolved builders & contractors in ½ mile: Hartigan Construction (2 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Affordable Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Diamond D Construction (9 in ½ mi · Demolition); Connected Technology (8 in ½ mi · Remodel / interior alteration); Sierra National Construction (7 in ½ mi · Demolition).

Permit & Project History on This Parcel (3 permits, 1 grouped projects)

Accessory dwelling unit at 5215 Q StStage: Finaled / completed · 1 units · $322,214 declared valuation · Last record May 26, 2023

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2317071	Plan revision / deferred submittal	Complete	App. Aug 14, 2023	—	EPC - REVISION TO RES-2301444: To relocate the electrical meter and panel on approved plans. This revision is necessary,…
RES-2301444	Accessory dwelling unit (new or conversion)	Finaled	Iss. May 26, 2023	$322,214	EPC - To build and construct an single story 946 sqft ADU (2 bed, 1 bath), porch 45 sqft , attached utility space 124 sq…
RES-1912150	Roof replacement	Finaled	Iss. Jul 1, 2019	$12,632	No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p…

State HCD Housing Element APR records on this parcel: 3 entries (report years 2022, 2023, 2024).

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,160,000 ($1,021,000–$1,299,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,534 sq ft lot. Local precedent is active with 12 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ Documented permitted upgrades (+$228,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 14, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)

Watchouts & Due Diligence

! Mapped flood awareness zone (Zone X: minimal flood hazard)
about 88% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
! 6 slow or stalled nearby projects within ½ mile
Closest lead: 53rd & Folsom (0.16 mi NE, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
! Year 1 Prop 13 tax reset (~$13,674/yr at $1,160,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,140/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

SB 9: two homes on the lotLikely eligible

Zoned R-1, a single-family residential zone.

SB 9: split into two lotsLikely eligible

Zoned R-1, a single-family residential zone. The lot is 6,534 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

Mapped Hazard Zones on This Lot

CAL FIRE Fire Hazard Severity Zone

Not in a State-mapped fire hazard severity zone

FEMA National Flood Hazard Layer

Zone X: minimal flood hazard (about 88% of the lot); Zone X: reduced flood risk due to levee (about 12% of the lot) · FIRM panel 06067C0190H, effective August 16, 2012

CGS Alquist-Priolo Earthquake Fault Zone

Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$1,160,000

Range: $1,021,000 – $1,299,000 · Status: Off market

HUD Small Area FMR (ZIP 95819) · FY 2026

Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050

ACS 2020–2024 Median Gross Rent (East Sacramento):$2,074±$120

ACS 2020–2024 Median Gross Rent (ZIP 95819):$2,020±$101

Zillow Home Value Index (ZIP 95819, September 2026):$740,399

ACS 2020–2024 Median Home Value (East Sacramento):$816,000±$32,200

ACS 2020–2024 Median Home Value (ZIP 95819):$759,000±$33,200

Nearby Activity (½ mile radius, since November 2024)

43 active or recent development projects (106 housing units across completed, permitted, and pipeline stages) and 689 total building permits recorded within ½ mile.

New construction7 permits (63 units)

Adds housing (ADU)41 permits (45 units)

Demolition16 permits

Additions & renovations87 permits

Building systems504 permits

Repairs12 permits

Other22 permits

Developments Deserving Closer Investigation & Active Area Builders

53rd & Folsom (In review)0.16 mi NE

In "In review" for 3 yr (since Oct 31, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (60 housing units, $13,597,212 declared valuation across 2 permits).

Accessory dwelling unit at 4850 U St (Issued)0.36 mi SW

Active in "Issued" for 2.8 yr (first record Feb 7, 2024) with no new permit activity recorded in 19 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.

Accessory dwelling unit at 5317 V St (In review)0.32 mi S

In "In review" for 4 mo (since Jul 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.

Accessory dwelling unit at 4608 Folsom Blvd (In review)0.42 mi NW

In "In review" for 4 mo (since Jul 6, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "INTEGRITY CONSTRUCTION & SOLUTIONS INC" in snapshot Nov 1, 2026.

Record #